My wife and I have just bought a property in Heath Hayes. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Heath Hayes?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Heath Hayes. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a document called a Seller’s Property Information Form. If the information proves to be incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Heath Hayes.
I am the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Heath Hayes. The Heath Hayes property was put into my name in August. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view banks take of it, depend on the bank as this clause chiefly exists to pick up on subsales or the wholesaling and assigning of property.
I have decided to exercise my right to buy my property in Heath Hayes off the council. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Skipton have agreed my mortgage in principle, my offer on a house in Heath Hayes has been accepted, what happens next?
Your property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone Skipton or your financial adviser and complete any appropriate paperwork. Skipton will sellect a valuer who will get in touch with the selling agent or seller to book a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Heath Hayes.
I used Arc property Solicitors several years past for my conveyancing in Heath Hayes. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Heath Hayes of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £305k and found one near me in Heath Hayes I like with amenity areas and railway links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Heath Hayes suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
How does the Landlord & Tenant Act 1954 impact my business offices in Heath Hayes and how can you help?
The 1954 Act gives protection to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Heath Hayes
I need to instruct a conveyancing lawyer in Heath Hayes for my home move. Can I see a firm’s complaints history with the profession’s regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator may recorded call for training reasons.